Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57953, -0.11723

N8 9SG— Crouch End, Haringey

Location and area intelligence for N8 9SG, Crouch End, Haringey

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 33/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
71
Safety
73
Schools
60
Transport
33
Environment
75
Investment
41

The bottom line

N8 9SG offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N8 9SG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.6% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for N8 9SG

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How N8 9SG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rokesly Junior School

Not yet inspected · 5 min walk

KS2: 105.8

—

Secondary

Hornsey School for Girls

Not yet inspected · 4 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 13 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

75.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 321.4%

-8% vs borough

Crime by type

Vehicle crime26%
Violence & sexual offences25%
Other16%
Burglary11%
Anti-social behaviour10%
Theft8%
Drug offences3%
Robbery1%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.0km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N8 district median

£515,000

Based on 361 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£20,412/m²
Price per ft²£1,896/ft²
Avg floor area49.9 m²

EPC breakdown

C
52%
D
28%
E
5%
F
1%
G
2%

Based on 88 properties · Confidence: high

Street mix

Terraced 16%Flat 84%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£124,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.3%

Total change

+1329%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

+33.49

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 31 sales

Property Type Mix

Total: 31 sales

Terraced16.1%
Flat/maisonette83.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£97k+44.8%1.2
Post-dot-com plateau2004–2004£179k£179k+0%2
Pre-crash peak2005–2006£218k£250k+14.7%1
GFC & correction2010–2011£354k£277k-21.6%1
Help-to-Buy recovery2015–2015£379k£379k+0%1
Brexit uncertainty2018–2019£1.40m£1.57m+12.5%1
Pandemic surge2020–2021£920k£570k-38%3
Rate-rise correction2022–2023£475k£1.26m+165.3%3
Current market2024–2025£908k£958k+5.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Flat/maisonette+3.5% α
Local
10%
District
6.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Turnpike Lane Underground StationPiccadilly line
18.4 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
11 min walk
Crouch HillNational Rail
11 min walk
Harringay Green Lanes Rail StationSuffragette
17 min walk
Turnpike Lane Underground StationPiccadilly
19 min walk
Manor House Underground StationPiccadilly
22 min walk
No bus stops within 400m

53

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf51 min ↑
City ★41 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park325m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
526m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield849.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

13 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

325

Parks (1km)

36

Restaurants (800m)

21

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

18

Gyms (1km)

23

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Queens (364 m)

Nearest supermarketHarvest International N8 · 329 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

3

Cinemas (2km)

404m

Post office

Nearby shops

Fresco332 m
Yellow Food & Wine348 m
Vinas News380 m
Pachara Asian Grocery381 m

Nearby cafes

Weston Park Cafe150 m
Stationers Park Cafe322 m
Brekky & Brunch330 m
BEAM382 m

Nearby restaurants

Domino's330 m
Bengal330 m
Sumak337 m
Crouch End Best Kebab346 m

Nearby pubs

The Queens364 m
Little Mercies372 m
Small Beer417 m
Floral Hall469 m

Nearby gyms

Yoga Junction169 m
PureGym341 m
Yoga Centre341 m
Corehealth386 m

Nearby pharmacies

Saigrace447 m
Petter Pharmacy477 m
Boots478 m
Beena Pharmacy539 m

Nearby health

Denchic Dental Spa353 m
OpenDoor465 m
Treehouse Dental485 m
Middle Lane Dental485 m
Food hygiene (5-star)79% of 113

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.7% (average)London avg: 3.8%Above average yield
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

61.7

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,389m
Crossrail 2 route3,092m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,778 nationally

1,565

Est. population

13,213/km²

66%

Employed

68%

Degree educated

£49,800

Median income

3.0%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

21%
20%
24%
24%
Under 1821%
18–3420%
35–4924%
50–6424%
65+12%

Tenure

24%
29%
29%
17%
Own outright24%
Own (mortgage)29%
Private rent29%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

55%
22%
White British55%
White Other22%
Asian3%
Black8%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household42%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent29%
Social rent17%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
4
Under construction
0
Completed (3yr)
7
Largest scheme
146 homes · HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ
Pipeline pressure
LOW

Named schemes (500m)

130-132, 130-132, TOTTENHAM LANE, N875 homes
completed
Dickenson House & Womersley House, Dickenson House & Womersley House, Dickenson Road, Wormersley Road, N842 homes
completed
UPPER STATIONERS SCHOOL SITE, 002, UPPER STATIONERS SCHOOL SITE, 002, MAYFIELD ROAD, N838 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
159, 159, Tottenham Lane, N8 9BT18 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
14.2%
Ward turnout
54%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Luke Cawley-HarrisonLib Dems
Fiona Orford-WilliamsLib Dems
Imad AhmedLib Dems

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Key facts for N8 9SG

Full postcodeN8 9SG
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.579529
Longitude-0.117227
Parliamentary constituencyHornsey and Friern Barnet
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey